What exactly is changing?
Obtain a written scope showing affected rooms, walls, ceilings, doors, services, equipment and common-property areas.
Font Size: |
Strata Fire Safety
Renovation work must not reduce building safety.
Construction, repairs and alterations can affect exits, fire separations, alarms, sprinklers, emergency access and combustible loading. Council should know what work is occurring and what precautions are protecting the occupied building.
Council oversight
The project scope is not only a construction question.
Renovation work can temporarily or permanently alter the safety features on which occupants and responding firefighters depend. Council should require owners and contractors to identify affected systems, required approvals, temporary precautions and restoration procedures before work begins.
Before approval
Four questions to ask before work begins
These questions apply to work in strata lots, common property, service rooms, parkades, roofs and exterior building areas.
What approvals are required?
Confirm applicable strata approval, building permits, Fire-Rescue permits, professional review and inspection requirements.
What protection is affected?
Identify any impact on alarms, sprinklers, exits, fire doors, separations, emergency power, access or firefighting equipment.
Who restores and verifies it?
Name the qualified contractor or professional responsible for restoration, testing, documentation and final confirmation.
Common renovation hazards
Six areas that require active control
Council should ensure these concerns are addressed in the project plan, contractor instructions and site monitoring.
01
Permits and approvals
Some construction activities, building alterations and hazardous work require municipal or Richmond Fire-Rescue review.
- Confirm requirements before starting work
- Keep permit and application numbers on file
- Provide approved drawings to the contractor
- Do not treat an application as approval
- Arrange required inspections and sign-off
02
Fire separations and penetrations
Walls, ceilings and floors may be designed to limit the movement of fire and smoke between suites, corridors and service spaces.
- Identify rated walls, floors and ceilings
- Control holes for wiring, pipes and ducts
- Use appropriate firestop systems
- Protect concealed spaces during work
- Obtain verification before surfaces are closed
03
Exits and fire doors
Construction must not leave occupants without the required path from their unit or work area to a safe exterior location.
- Keep corridors and stairs unobstructed
- Maintain usable exit doors
- Do not wedge fire doors open
- Control temporary hoarding and barriers
- Provide clear temporary directions where needed
04
Fire-system shutdowns
Work on alarms, sprinklers, standpipes, pumps or power systems may reduce the protection available to an occupied building.
- Plan shutdowns in advance
- Limit the affected area and duration
- Notify responsible building personnel
- Follow Fire Watch procedures when required
- Test and confirm full restoration
05
Hot work and ignition sources
Welding, brazing, cutting, grinding and other spark- or heat-producing work can ignite nearby combustible materials.
- Use a documented hot-work process
- Inspect the work area beforehand
- Remove or protect combustible materials
- Provide appropriate extinguishing equipment
- Maintain required Fire Watch coverage
06
Materials, storage and housekeeping
Construction debris, packaging, solvents, temporary wiring and stored materials can rapidly increase the building’s fire risk.
- Remove waste regularly
- Keep exits and service rooms clear
- Control flammable and combustible products
- Protect equipment from dust and damage
- Maintain safe access for emergency crews
A small opening can compromise a much larger fire separation.
New cables, pipes, ducts and fixtures should not be passed through rated walls, floors or ceilings without the appropriate design, materials and installation. Require documentation before concealed work is covered.
Planned system impairment
A shutdown requires more than switching equipment off.
The building should have a documented process for reducing protection, controlling the work and confirming full restoration.
Define the scope
Identify the exact system, building area, expected duration and reason for the shutdown.
Notify responsible parties
Advise management, monitoring services, contractors, occupants and other required contacts.
Provide temporary protection
Implement Fire Watch or other precautions required for the affected system and building conditions.
Restore and test
Have qualified personnel return the equipment to service and confirm normal operation.
Close the record
Retain restoration, testing, monitoring and Fire Watch documentation with the project records.
Fire Watch may be required during renovation work.
This may include work involving reduced fire-alarm, sprinkler, water-supply, emergency-power, exit or emergency-access protection—or hot-work operations.
Hot work can ignite materials beyond the visible work area.
Sparks, heat and hot particles may travel through openings or enter concealed spaces. The area should be inspected, controlled and monitored before, during and after the operation.
Council or management should confirm:
- The contractor is qualified for the proposed work
- The location has been inspected for combustible materials
- Openings and concealed spaces have been considered
- Appropriate fire extinguishers are immediately available
- Alarms or sprinklers are not disabled without authorization
- Fire Watch requirements have been addressed
- The work area remains controlled during breaks
- A final post-work inspection is completed
Contractor accountability
Approve, brief, monitor and verify
A contractor may understand the trade work without understanding every fire-safety feature or operating procedure in the building.
Approve
Review the scope, contractor qualifications, permits, insurance, drawings and required professional involvement.
Brief
Explain building access, alarms, emergency contacts, prohibited areas, shutdown procedures and resident concerns.
Monitor
Confirm exits remain open, materials are controlled, systems are protected and approved procedures are being followed.
Verify
Obtain inspection records, testing results, permits, photographs, professional letters and final restoration documentation.
Tell residents what affects their safety.
Notices should be provided when work changes access, creates unusual noise or odours, affects alarms or sprinklers, limits parking or alters emergency procedures.
- Project area and expected dates
- Working hours and access restrictions
- Exit or entrance changes
- Alarm or system testing
- Planned shutdowns
- Fire Watch arrangements
- Emergency contact information
- Restoration or completion updates
Before closing the project
Confirm the building is fully restored
Construction completion and fire-safety completion are not always the same moment.
Physical conditions
- Exits, stairs and corridors are clear
- Fire doors close and latch properly
- Fire separations and penetrations are complete
- Combustible waste and temporary materials are removed
- Fire lanes and emergency access are restored
- Required signage and addressing are visible
Systems and documentation
- Alarms, sprinklers and affected systems are restored
- Testing and verification records are received
- Required inspections have been completed
- Permit and professional documents are retained
- Fire Watch has been properly cancelled where applicable
- The Fire Safety Plan is updated when conditions changed
Permits, inspections and guidance
Confirm the requirements before starting work
The correct process depends on the project, affected systems and type of activity proposed.
01
Fire Permits and Approvals
Review Richmond Fire-Rescue permit information and find the process that applies to the proposed activity.
Review fire permits →
02
City Permits and Licences
Access City of Richmond building-permit, development-application and MyPermit information.
Visit City permit services →
03
Request an Inspection
Request an available inspection service or report a potential fire hazard at a Richmond property.
View inspection services →
04
Codes and Bylaws
Review provincial codes, Richmond bylaws and links to current regulatory information.
Review codes and bylaws →
Next: practical fire safety for owners and residents.
The next page will explain evacuation, alarms, clear exits, fire doors, storage, landlord communication and how residents should report hazards.
This page provides general fire-safety guidance. Renovation, construction, permit, inspection and professional requirements vary according to the project, building, occupancy and affected systems. Confirm current requirements with the City of Richmond, Richmond Fire-Rescue and appropriately qualified professionals before work begins.